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We design and build offices, retail units and F&B spaces end to end — from space planning and authority submissions through to handover — so you deal with one accountable team rather than coordinating a designer, a contractor and three subcontractors yourself.
Our 25-person in-house team handles design, project management and site supervision, backed by 88 vetted contractors and suppliers in exclusive partnership with us. That structure is why we can hold a fit-out programme to schedule when a lease deadline will not move.
We work across the full commercial brief:
Headcount modelling, circulation, meeting-room ratios, and compliance with URA and landlord fit-out guidelines
Concept development, material boards and 3D renders before anything is committed on site
BCA, SCDF and landlord approvals prepared and lodged by our team
Carpentry, M&E coordination, flooring, ceilings, partitions and finishes
Specification, procurement and installation
End-of-lease reinstatement to landlord condition
Most of our commercial work is office fit-out, from 1,500 sq ft suites to full floorplates. Typical scope covers reception and client-facing zones, open-plan workstations, meeting and focus rooms, pantry and breakout areas, and server or storage provisioning.
The two constraints that decide an office project are the landlord’s fit-out handbook and the lease commencement date. We read the handbook before design starts, because it governs ceiling heights, sprinkler relocation, floor loading and after-hours works — the four things that most often force a redesign halfway through.
Retail and F&B carry requirements offices do not: customer flow and dwell time, shopfront and signage compliance, NEA licensing for food premises, grease traps and kitchen exhaust, and mall-specific fit-out rules with fixed handover windows.
We have delivered retail and F&B projects in mall and shophouse settings, and the sequencing discipline is the same — approvals first, then trades, so the opening date holds.
01
We visit, take dimensions, and read the landlord’s fit-out handbook
02
Headcount, departments, growth plan, budget band, immovable dates
03
Space plan plus 3D visuals for sign-off
04
Itemised, scope-locked
05
BCA, SCDF and landlord approvals
06
Supervised on site, with scheduled progress reporting
07
Snagging, defects rectification and warranty documentation
Commercial fit-out in Singapore is usually quoted per square foot, and the range is wide because scope varies so much. The variables that move a commercial budget most:
Bare shell costs considerably more than a space with existing ceilings, flooring and M&E
Relocating sprinklers, air-conditioning and electrical distribution is the single largest swing factor
Space plan plus 3D visuals for sign-off
What the lease requires you to strip out at the end
BCA, SCDF and landlord approvals
Compressed timelines mean after-hours and weekend works
Client-facing zones typically carry a higher finish budget than back-of-house
We quote after a site visit rather than over the phone, because a shell-and-core unit and a second-generation space with the same floor area can differ substantially in cost.
Commercial fit-out is quoted per square foot and depends chiefly on the handover condition, the M&E scope and your reinstatement obligation. A bare-shell unit costs considerably more to fit out than a second-generation space of the same size. We provide an itemised quotation after a site visit.
Most office fit-outs run 8 to 14 weeks from design sign-off to handover, with authority submissions and landlord approvals typically accounting for 3 to 4 weeks of that. Compressed programmes are possible with after-hours works, at additional cost.
Most fit-outs involving partitions, ceilings, sprinkler relocation or changes to fire escape routes require submissions. As a BCA-registered contractor we prepare and lodge these on your behalf, alongside the landlord’s own approval process.
A designer produces the concept and drawings; a contractor builds. Zenith Arc does both under one contract, which means a single point of accountability if something on site does not match the drawing.
Both. Retail and F&B carry additional requirements — NEA licensing for food premises, kitchen exhaust and grease traps, shopfront and signage compliance, and mall fit-out rules with fixed handover windows.
Yes, and this is the constraint we plan backwards from. We read the landlord’s fit-out handbook before design begins, because after-hours restrictions and approval lead times determine what is achievable.
Yes. We reinstate to the landlord’s required condition and handle the associated inspections.
Free site consultation and itemised quotation.
